GlasgowWorkplace Profile
CATALYST
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
Contents. • Office Portfolio.
• Office Space.
• Occupier Profile.
• Space Analysis.
• Workstyle Analysis.
• Utilisation Analysis.
• Workspace Analysis.
• Occupancy Costs.
• Workplace Models.
• Workplace Metrics.
• Workplace Trends.
Office Portfolio.The workplace study is focused on a portfolio of office buildings
located within the Central Business District and Broomielaw.
47Buildings
150Offices
330Floors
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
Central Business District & Broomielaw.
Blythswood
Square
George
Square
Queen St
Station
Central
Station
Argyle Street
St Vincent Street
Broomielaw
West George Street
Hope Street
Buchanan Street
Pitt Street
Queen Street
Waterloo Street
The quality of the 47 office buildings and size of the
150 office suites are illustrated in the charts.
Office Space.
Glasgow Workplace Profile Q1 2014.
A21 Buildings
180,751-sq.m
61%
B17 Buildings
79,337-sq.m
27%
C12%
0
10000
20000
30000
40000
50000
60000
<500 sq.m 500 to
1,000
sq.m
1,000 to
2,000
sq.m
2,000 to
3,000
sq.m
3,000 to
4,000
sq.m
4,000 to
5,000
sq.m
5,000 to
7,000
sq.m
7,000 to
9,000
sq.m
>9,000
sq.m
23
45
34
15
13
4
10
sq.m
Quality.Grade A, B & C.
Size.Size category & number of office suites.
3
3
9 Buildings
35,214-sq.m
295,302sq.m NIA
Glasgow Workplace Profile Q1 2014.
The workplace study analyses the office space occupied by 121
businesses within 8 industry sectors employing 23,864 FTE.
Occupier Profile.
Glasgow Workplace Profile Q1 2014.
0
1000
2000
3000
4000
5000
6000
7000
8000
Banking
Corporate
Energy
Finance
Insurance
Professional
Public
Technology
Space.SQ.M by sector – Private 80% Public 20%
0
10000
20000
30000
40000
50000
60000
70000
80000
90000
100000
Banking
Corporate
Energy
Finance
Insurance
Professional
Public
TMT
Headcount.FTE by sector – Private 83% Public 17%
FTEsq.m
121 Businesses
23,864 FTE
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
Glasgow IFSD.
The primary use of the office space and the population & workstation
densities are illustrated in the charts. 25,186 workstations are provided
for 23,864 FTE within the open plan and cellular workspaces.
0
20000
40000
60000
80000
100000
120000
140000
Open Plan Cellular
Office
Ancillary Flexible Support &
Storage
Services Circulation
Space Use.Space use – by category.
41%
14%11%
5%
14%
2%
13%
0
1000
2000
3000
4000
5000
6000
7000
8000
9000
10000
< 10-sq.m 10 to 12-sq.m 12 to 14-sq.m > 14-sq.m
Density.FTE population density – by range.
36%
29%
24%
11%
sq.m FTE
Glasgow Workplace Profile Q1 2014.
Space Analysis.
12.3 sq.m FTE
11.7 sq.m Desk
Population
Workstation
Glasgow Workplace Profile Q1 2014.
The results of a survey to identify current and emerging workstyles
are illustrated in the diagram. The analysis is based on a sample of
9 occupiers with 4,435 FTE in 58,542-sq.m.
A
13%
B
13%
C
2%
D
22%E
20%
F
19%
G
8%
H
3%
IF
26%
IM
24%
IEM
39%
EMF
11%
Workstyle ATeam anchor
Workstyle BProcess worker
Workstyle CCustomer facing
Workstyle DKnowledge worker
Workstyle ESpecialist/ expert
Workstyle FManager/ executive
Workstyle GNomad/ traveller
Workstyle HHome/ remote
IFInternally
fixed
IMInternally
mobile
IEMInternally &
externally mobile
EMFExternally mobile
& fixed
Traditional.Workstyle % by FTE.
Modern.
IF
20%
IM
20%
IEM
44%
EMF
16%
Agile.
Workstyle Analysis.
Glasgow Workplace Profile Q1 2014.
60%Agility Ratio
Glasgow Workplace Profile Q1 2014.
0
10
20
30
40
50
60
70
80
90
100
6am
6.30am
7am
7.30am
8am
8.30am
9am
9.30am
10am
10.30am
11am
11.30am
12noon
12.30pm
1pm
1.30pm
2pm
2.30pm
3pm
3.30pm
4pm
4.30pm
5pm
5.30pm
6pm
6.30pm
7pm
7.30pm
8pm
8.30pm
9pm
The results of electronic monitoring and people count surveys
are illustrated in the charts. The utilisation survey is based on a
sample of 7 occupiers with 2,997 FTE in 36,248-sq.m.
Occupancy. Typical daily occupancy profile.
0
10
20
30
40
50
60
70
80
90
100
Open Plan Cellular Office Ancillary Flexible
Workstations.Average & Peak utilisation at workstations.
58%
68%
54%
34%
9am 12 2pm 5pm
45%
21% 20%15%
Ave
Peak
3,308Workstations
2,076Work Positions
%
Utilisation Analysis.
Glasgow Workplace Profile Q1 2014.
%
Empty
52%
to
67%
Average
33%
Peak
15%
Average & Peak utilisation across
all workstations, desks and work
positions (total 5,384).
33%Average
48%Peak
Glasgow Workplace Profile Q1 2014.
Workstation Utilisation.
Applying the results of the space analysis and utilisation analysis for the 7 occupiers
with 2,997 FTE and 5,384 work positions in 36,248-sq.m illustrates average space
utilisation at 48% (17,400-sq.m) and peak utilisation at 70% (25,400-sq.m).
Workspace Analysis.
0
2000
4000
6000
8000
10000
12000
14000
16000
Open Plan Cellular
Office
Ancillary Flexible Support &
Storage
Services Circulation
sq.m.
Average
Peak
Unoccupied
Space Utilisation.Average & Peak utilisation by space category – sq.m NIA.
0
5
10
15
20
25
30
FTE Desk Peak Ave
Density.2,997 FTE/ 3,308 workstations/ 36,248-sq.m.
HeadlineUtilisation
EffectiveUtilisation
10.9 12.1
20.9
26.8
Effective Density.
Population density adjusted to reflect actual
workstation utilisation at 45% average and 58% peak.
Glasgow Workplace Profile Q1 2014.
48%Average
70%Peak
Glasgow Workplace Profile Q1 2014.
Space Utilisation.
IPD Cost Code analysis of the property occupancy costs for the
150 office suites at 295,302-sq.m provides a total occupancy cost
of £179.3m/pa (excluding business support, ICT and VAT).
Occupancy Costs.
0
10,000,000
20,000,000
30,000,000
40,000,000
50,000,000
60,000,000
70,000,000
80,000,000
90,000,000
Rent Rates Service Charge Adaptation &
Equipment
Building
Operations
Management
43%
16%
9%
5%
Cost Measures. Portfolio average £607-sq.m/pa and £7,466 FTE/pa.
24%
3%
0
100
200
300
400
500
600
700
800
900
1000
Grade C Grade B Grade A Average Peak
Benchmarks. Grade A, B & C; plus portfolio average & peak costs.
£607-sq.m
£750-sq.m
Manage
Operations
A & E
Service
Rates
Rent
£662-sq.m
£537-sq.m
£482-sq.m
A, B & C Averages Portfolio
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
Glasgow IFSD.
Occupancy Costs.
£5,929FTE/pa
£6,605FTE/pa
£7,466FTE/pa
Glasgow Workplace Profile Q1 2014.
Grade C. Grade B. Average.
Based on average 12.3-sq.m FTE
£537-sq.m£482-sq.m £607-sq.m
Glasgow Workplace Profile Q1 2014.
Grade A. Peak.
£8,143FTE/pa
£9,225FTE/pa
£750-sq.m£662-sq.m
Apply the workstyle analysis and utilisation analysis to the
average workplace KPI’s to illustrate the impact on the demand
for office space and property costs.
Space Agility:
% of NIA allocated/ shared/ collaborative/ other.
Traditional.12.3-sqm FTE @ 1:1 desks
Agility 50/5/16/29
£7,466 FTE/pa
Modern.10-sqm FTE @ 80% desks
Agility 35/15/25/25
£6,070 FTE/pa
Agile.8-sqm FTE @ 70% desks
Agility 25/20/30/25
£5,200 FTE/pa
-20% space
-20% costs
-35% space
-30% costs
Technology
Working Practices
Office Design
Technology
Working Practices
Office Design
Workplace Models.
Glasgow Workplace Profile Q1 2014.
Glasgow Workplace Profile Q1 2014.
WorkstationUtilisation.
All work positions
33 %
Occupied
33% Ave
48% Peak
Unoccupied
52%
PopulationDensity.
sq.m FTE
12.3
Low
High
Ave
18-sq.m 0-sq.m
WorkstationDensity.
sq.m Desk
11.7
Low
High
Ave
18-sq.m 0-sq.m
SpaceUtilisation.
sq.m NIA
48%
Occupied
48% Ave
70% Peak
Unoccupied
30%
DeskUtilisation.
All desks
42%
Occupied
42% Ave
59% Peak
Unoccupied
41%
Glasgow Workplace Profile Q1 2014.
Workplace Metrics.
SpaceUse.
% NIA Allocated
WorkforceAgility.
FTE Mobility
60%
Internally
Mobile
Internally
Fixed
Internally
& Externally
Mobile
Externally
Mobile
OccupancyCosts.
£ FTE/pa
£7,466
£4,500
£9,500
Ave
£12,000 £0
OccupancyCosts.
£ sq.m/pa
£607
£482
£750
Ave
£1,000 £0
CostMeasures.
Rent % Total £
43 %
Service
Charge
Operations
A&E
Rent
Management
Rates
50%Other
Shared
Allocated
Collaborative
Glasgow Workplace Profile Q1 2014.
Workplace Metrics.
Occupancy Costs.
£4,940FTE/pa
£12,000 £0
£5,680
£4,200
Space Utilisation.
sq.m NIA
Space Use & Density.
Glasgow Workplace Profile Q1 2014.
Occupied
80%80% Ave
95% Peak
7.0sq.m FTERange: 6 to 8-sq.mDesk ratio: 50 to 70%
Other
20%
Allocated
10%
Collaborative
40%
Shared
30%
25% to 45%Cost Reduction
35% to 50%Space Reduction
Workplace Trends.
Glasgow Workplace Profile Q1 2014.
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